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Property profile & analytics
OFF-MARKET
Estimated value
$3,200,000
Office buildings
94 Wls Ave, Newton, MA 02459
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1185900
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,282 SF
Lot
0.92 ac (40,149 SF)
Zoning code
LMD
APN
NEWT S:84 B:034A L:0004B
UPID
US38-1185900
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.84M
Blend (final)
Blend
$3.20M
Owner & transaction history
Law LLC · 5 yrs held
Law LLC
since 2020
Last sale
$3.1M
5 recorded transactions
Zoning & alternative use
LMD · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.3M
+37.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Newton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newton submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$3,270,000
ML approach
$3,380,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,140,000
Current use
COMMERCIAL (GENERAL)
$4,325,000
Change: +38% · Conversion: Easy
RESTAURANT
$2,985,000
Change: -5% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,895,000
Change: -8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,850,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$2,770,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$3.20M
Range $2.88M – $3.52M · ±10% · vs last sale $3.08M (Dec 16 2020)
Last sale anchor
$3.08M
Dec 16 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$311 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$59,585
Tax year 2024
Assessed value
$3,250,700
Assessed 2024
Previous assessed
$3,221,400
+0.9% YoY
Effective rate
1.83%
On assessed value
Assessed land
$862,400
Assessed improvement
$2,388,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
22
Bathrooms
2
Total area
10,282 SF
Lot
0.92 ac (40,149 SF)
Zoning code
LMD
APN
NEWT S:84 B:034A L:0004B
UPID
US38-1185900
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
LMD · Newton, MA
Zoning LMD · permitted uses
LMD · Newton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$4.3M
RESTAURANT
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
RETAIL STORES
Est. value
$2.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
22
Bathrooms
2
Lot
0.92 ac
Current owner
From public records · entity-resolved
Law LLC
Entity
Mailing address
94 WLS AVE, NEWTON, MA 02459
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2020
$3,075,000
Law LLC
Hospice Of Good Shepherd
Quit Claim Arm's Length For Ne States
$2,775,000 · Boston Private Bank & Trust Company
Jan 31, 2013
$2,850,000
Hospice Of Good Shephard
94 Wells Ave LLC
Grant Deed
$2,280,000 · Village Bank
Mar 13, 1998
—
Jerilu RT
—
Deed Of Trust
related
$793,000 · Bay Colony Dev Corp
Mar 27, 1997
—
Jerilu RT
—
Deed Of Trust
related
$771,200 · Citizens Bank Of Ma
Jun 15, 1995
—
Jerilu RT
—
Deed Of Trust
related
$235,000 · Bay Colony Dev Corp
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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